601 Kelly St · Bossier City, LA 71111

$30,000

2 bd · 1.0 ba · 658 sqft · SingleFamily public records · 49 Days on market

Built 1980 4,000 sqft lot $46/sqft · 40% below area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 4,000 sq ft lot
• Built 1980
• Listed 49 days

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Utilities: City sewer; Not in a municipal utility district
• Home design: Single family residence; One level; Residential property
• Construction: Built in 1980
• Exterior features: Approximately 4,000 sq ft lot (about 0.09 acres); Subdivision: Cumberland

Interior

• Kitchen: Electric cooktop; Eat-in kitchen
• Bedrooms: 2 bedrooms (Primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; Electric cooktop

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.4% vs local median 4.7% in Bossier City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#47 in LA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Bossier Parish (urban): math 40% / reading 47% proficiency, ranked #17 of 98 in LA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.6%/yr); 421 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Bossier County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.89% ✓
• Cap rate: 35.44%
• Cash-on-cash: 104.09%
• DSCR: 5.63
• GRM: 2.1

CMA / ARV

• ARV (median comp): $68,830
• List price: $30,000
• Delta: -56.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.56% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.46×
• Total profit: $45,883
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 15.15×
• Total profit: $118,860
• Equity at exit: $2,594

Cash invested: $8,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 71111

• Home prices YoY: -34.8%
• Rents YoY: 6.6%
• Active inventory: 421
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$157
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $729

Break-even live

Break-even rent $245

Max offer price $30,000

Occupancy floor 33%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Edwards St Bossier City, LA	2.0	1.0	676	$750	$1.11	44d	1	0.28mi
213 Kelly St Bossier City, LA	2.0	1.0	598	$1,300	$2.17	14d	1	0.29mi
1820 E Texas St Bossier City, LA	2.0	1.0	750	$850	$1.13	44d	1	0.44mi
100 Crossroads Blvd Bossier City, LA	1.0–2.0	1.0–2.0	858	$1,299	$1.51	44d	1	1.37mi
719 Edwards St Shreveport, LA	1.0–2.0	1.0	810	$1,275	$1.57	21d	7	1.37mi
400 Preston Blvd Bossier City, LA	1.0	1.0	706	$870	$1.23	44d	1	1.40mi

Listing history 39 events

1. 2026-06-18
   days on market $30,000 Active 49 DOM
2. 2026-06-17
   days on market $30,000 Active 48 DOM
3. 2026-06-16
   days on market $30,000 Active 47 DOM
4. 2026-06-15
   days on market $30,000 Active 46 DOM
5. 2026-06-14
   days on market $30,000 Active 44 DOM
6. 2026-06-13
   days on market $30,000 Active 43 DOM
7. 2026-06-10
   days on market $30,000 Active 41 DOM
8. 2026-06-09
   days on market $30,000 Active 40 DOM
9. 2026-06-08
   days on market $30,000 Active 39 DOM
10. 2026-06-07
    days on market $30,000 Active 38 DOM
11. 2026-06-02
    days on market $30,000 Active 33 DOM
12. 2026-06-01
    days on market $30,000 Active 32 DOM
13. 2026-05-31
    days on market $30,000 Active 31 DOM
14. 2026-05-30
    days on market $30,000 Active 30 DOM
15. 2026-04-30
    listed $30,000 Active 763-char remark
16. 2025-10-06
    historical $750
17. 2025-10-04
    listed $750
18. 2024-10-25
    historical
19. 2024-05-13
    status Active
20. 2024-05-02
    historical Active Contingent
21. 2024-04-24
    listed $236,000 Active
22. 2024-01-31
    historical
23. 2024-01-21
    price $309,000
24. 2023-11-30
    historical $750
25. 2023-11-10
    listed $345,000 Active
26. 2023-10-11
    price $750
27. 2023-09-18
    price $875
28. 2023-07-16
    listed
29. 2021-12-03
    soldstatus $600,000
30. 2021-11-30
    soldstatus Sold
31. 2021-09-22
    historical Active Contingent
32. 2021-09-02
    price $214,600
33. 2021-09-02
    price $164,600
34. 2021-08-31
    listed $774,900 Active
35. 2020-07-08
    soldstatus $84,000
36. 2009-08-28
    soldstatus
37. 2008-10-07
    soldstatus
38. 2008-08-29
    soldstatus
39. 2005-02-18
    soldstatus $103,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $280 · $23/mo
• Projected year-2 tax: $280 · $23/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,002
• − Mortgage interest: −$1,680
• − Property taxes: −$280
• − Insurance: −$150
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$873
• Taxable income: $8,778
• Est. tax owed @ 24.0%: −$2,107
• After-tax cash flow: $6,637/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bossier Parish
• NCES district ID: 2200270
• Math proficiency: 40% ▼ -32.00%
• Reading proficiency: 47% ▼ -28.00%
• Median HH income: $51,326
• Composite: 37.5/100
• National rank: #4402
• State rank: #17 of 98 in LA

Livability — Bossier City

• Score: 71/100
• State rank: #47
• US rank: #7044

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bossier City, LA
• County: Bossier Parish · 98,704 people
• City population: 91,925
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 43,925
• Household income: $65,292
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1942.0

Population outlook (Bossier County) Hauer SSP2

• Today (2025): 143,247 people
• By 2030: 151,802 · +6.0%
• By 2040: 168,194 · +17.4%
• By 2050: 183,533 · +28.1%
• By 2075: 217,009 · +51.5%
• By 2100: 230,091 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 29% Hispanic / Latino 9% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Bossier

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.3%
• 2008→2024 swing: +0.3pp no change · 2008: -43.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.0 2016: R+45.8 2012: R+45.4 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.78%
• Current HPI: 149.4336
• Rent YoY: ▲ 6.56%
• Metro: Shreveport-Bossier City, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

-71.1% since first listed

25 events — show timeline

• 2026-04-30 Listed $30,000 NTREIS
• 2025-10-06 Rental Removed $750 APPFOLIO
• 2025-10-04 Listed for Rent $750 APPFOLIO
• 2024-10-25 Listing Removed — NTREIS
• 2024-05-13 Relisted — NTREIS
• 2024-05-02 Contingent — NTREIS
• 2024-04-24 Listed $236,000 NTREIS
• 2024-01-31 Listing Removed — NTREIS
• 2024-01-21 Price Changed $309,000 NTREIS
• 2023-11-30 Rental Removed $750 APPFOLIO
• 2023-11-10 Listed $345,000 NTREIS
• 2023-10-11 Price Changed $750 APPFOLIO
• 2023-09-18 Price Changed $875 APPFOLIO
• 2023-07-16 Listed for Rent — APPFOLIO
• 2021-12-03 Sold (Public Records) $600,000 Public Records
• 2021-11-30 Sold (MLS) — NTREIS
• 2021-09-22 Contingent — NTREIS
• 2021-09-02 Price Changed $214,600 NTREIS
• 2021-09-02 Price Changed $164,600 NTREIS
• 2021-08-31 Listed $774,900 NTREIS
• 2020-07-08 Sold (Public Records) $84,000 Public Records
• 2009-08-28 Sold (Public Records) — Public Records
• 2008-10-07 Sold (Public Records) — Public Records
• 2008-08-29 Sold (Public Records) — Public Records
• 2005-02-18 Sold (Public Records) $103,700 Public Records

Property tax history

+4.4%/yr

Latest (2025): $280 · -1.3% YoY. Source: county tax records.